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HomeMy WebLinkAbout2021-09-15 ACHD C H DI Kent Goldthorpe, President Dave McKinney,Vice-President Jim D. Hansen,Commissioner C0;� +a Mary May,Commissioner Alexis Pickering,Commissioner September 151h, 2021 To: The Land Group, Inc. Kristen McNeill 462 E Shore Drive Suite #100 Eagle, ID 83616 Subject: MER21-0105/ H-2021-0055 West of Grand Fork Way/ South of Overland Road Southridge Apartments Phase 3 On January 71h, 2015, the Ada County Highway District approved the Southridge Estates Subdivision/ MPP14-0022/ RZ14-007/ PP14-017 for a rezone and preliminary plat for 169 single family residential lots and 32 common lots on 48.56 acres. The site-specific conditions of approval also apply to MER21-0105/ H-2021-0055. If you have any questions, please feel free to contact me at (208) 387-6346. Sincerely, �"zpisx.n.a-- rum Brenna Garro Planner 1 Development Services cc: City of Meridian (Sonya Allen), via email Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achd.ada.id.us Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way(including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way(including all easements).Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 2. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 5. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers)for details. 8. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 9. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 11. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. Development Services Department AO CHD Project/File: Southridge Estates Subdivision/ MPP14-0022/ RZ14-007/PP14-017 This is a rezone and preliminary plat application to preliminary plat 169 single family residential lots and 32 common/other lots on 48.56 acres. The site is located south of Overland Road between Linder and Ten Mile Roads in Meridian, Idaho. Lead Agency: City of Meridian Site address: South of Overland between Linder And Ten Mile Roads Commission Ove a d Hearing: January 7, 2015 Consent Agenda r Commission Approval: January 7, 2015 Applicant: Scott Tschirgi DBTV Southridge Farm, LLC 209 W. Main Street Boise, ID 83702 Representative: Jason Densmer The Land Group, Inc 462 E. Shore Drive, STE 100 Eagle, ID 83616 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace(a-).achdidaho.org A. Findings of Fact 1. Description of Application: This is a rezone and preliminary plat application to preliminary plat 169 single family residential lots and 32 common/other lots on 48.56 acres. This site is located within Southridge Subdivision and is consistent with the City of Meridian's Comprehensive Plan. 1 Southridge Estates Subdivision 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Traditional neighborhood residential/commercial TN-R/TN-C South Rural urban transitional —single family homes RUT East Single family residential R-8 West Single family residential R-2 3. Site History: ACHD previously reviewed this site as part of Southridge Subdivision in October 2006 and September of 2007. The requirements of this staff report are consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • On March 6, 2013, ACHD approved Fall Creek Subdivision consisting of 296 single family lots and 32 common lots on 110 acres. This development is located east of the site on the east side of Linder Road. • On July 10, 2014, ACHD approved Victory Middle School, a new middle school for the West Ada School District. This development is located east of the site at the northwest corner of the Kodiak/Stoddard intersection. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: This development will create 1.54 miles of new center lane roadways. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan/ Integrated Five Year Work Plan: • The intersection of Linder and Overland Roads is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and signalized between 2027 and 2031. • Linder Road is listed in the CIP for right-of-way preservation for future widening to 5-lanes from Overland Road to Victory Road between 2027 and 2031. • Ten Mile Road is listed in the CIP to be widened to 5-lanes from Overland Road to Victory Road between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,837 vehicle trips per day; 193 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Traffic Impact Study Thompson Engineering prepared a traffic impact study for Southridge Subdivision in 2006 and provided supplemental information in 2007 to support the Overland Road realignment. All of the traffic anticipated to be generated by this development was included as part of those original traffic impact studies. An executive summary of the traffic impact study findings can be found as attachment 3. 2 Southridge Estates Subdivision 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Functional PM Peak PM Peak Existing Roadway Frontage Classification Hour Hour Level Plus Traffic Count of Service Project Overland d N/A Principal 370 Better than Better than Arterial "D" "D" Linder Road 1,000- Minor Arterial 104 Better than Better than feet I "D" "D" * Acceptable level of service for a four-lane principal arterial is "E" (1,330 VPH). * Acceptable level of service for a five-lane principal arterial is "E" (1,770 VPH). * Acceptable level of service for a two-lane minor arterial is "D" (550 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. Updated traffic counts are not available at this time due to the ITD's 1-84 project, which has diverted significant amounts of traffic to ACHD roadways. • The average daily traffic count for Overland Road east of Ten Mile was 4,127 on 3/8/2012. • The average daily traffic count for Linder Road south of Overland Road was 1, 368 on 3/29/2011. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan for future growth in the South Meridian Area by identifying future roadway, intersection, and corridor needs. The SMTP provides a framework for future roadway improvements based on the land use designations. The plan also investigates alternative transportation solutions including pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and was adopted by the ACHD Commission in May of 2009. The SMTP recommends preserving right-of-way for the future widening of Linder Road to 5-lanes and the construction of 7-foot wide detached sidewalks on Linder Road. 2. Linder Road a. Existing Conditions: Linder Road is improved with 2-travel lanes, 24-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 73-feet of right-of-way for Linder Road (48-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 3 Southridge Estates Subdivision 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Linder Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct a 10-foot wide concrete pathway on Linder Road abutting the site. d. Staff Comments/Recommendations: The applicant's proposal is consistent with the City of Meridian's Pathway Plan and should be approved, as proposed. The 10-foot wide concrete pathway should be located a minimum of 42-feet from the centerline of Linder Road abutting the site. The applicant should be required to provide a permanent right-of-way easement for the 10- foot wide concrete pathway if it is placed outside of the dedicated right-of-way. Consistent with ACHD's Frontage Improvement policy the applicant should be required to widen Linder Road to a minimum pavement width of 17-feet from centerline plus a 3-foot wide gravel shoulder abutting the site. No additional right-of-way dedication will be required as part of this application. 4 Southridge Estates Subdivision 3. Spanish Fork Way a. Existing Conditions: Spanish Fork Way does not existing within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant Proposal: The applicant is proposing to extend Spanish Fork Way into the site with the construct of a 24-foot wide bulb-out at its intersection with Heavy Timber and widening to a 40-foot street section with vertical curb, gutter, and a 6-foot wide planter strip within 50-feet of right-of-way. The applicant has proposed a 5-foot detached concrete sidewalk located outside of the right-of-way in an easement. d. Staff Comments/Recommendations: The applicant's proposal to construct Spanish Fork Way a 40-foot street section does not meet District policy and should not be approved, as proposed. Consistent with the Residential Collector Street policy, the applicant should be required to construct Spanish Fork Way as a 36-foot street section with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalk. The applicant should be required to provide permanent right-of-way easement for the detached sidewalks proposed to be located outside of the right-of-way. The applicant's proposal to construct a 24-foot wide bulb-out on Spanish Fork Way at Heavy Timber should be approved, as proposed. 5 Southridge Estates Subdivision 4. Aspen Cove Drive a. Existing Conditions: Aspen Cove Drive is improved with 2 travel lanes, trees in a center landscape strip, and no curb, gutter, or sidewalk abutting the site. There is 50-feet of right-of- way for Aspen Cove Drive (25-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb)for developments with any buildable lot that is less than 1 acre in size. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 6 Southridge Estates Subdivision A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant's Proposal: The applicant isn't proposing any improvements to Aspen Cove abutting the site. d. Staff Comments/Recommendations: Typically when a site has frontage on an existing local street the applicant is required to make frontage improvement to bring the street up to current standards. However, staff recommends a waiver of the Frontage Improvement policy for Aspen Cove Road. Aspen cove Road is located south of the Ridenbaugh Canal and the applicant isn't proposing to use Aspen Cove Road to access the site. It would be difficult to make frontage improvements to Aspen Cove Road due to the existing landscaping (large mature trees) in the middle and north side of the road, and the existing topography on the north side of the road. Aspen Cove Road sits above the site and quickly gains elevation to cross the Ridenbaugh Canal approximately 265 feet west of Linder Road making the extension of a roadway to intersect Aspen Cove Road difficult to construct. 5. Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb)for developments with any buildable lot that is less than 1 acre in size. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. 7 Southridge Estates Subdivision • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant's Proposal: The applicant has proposed to construct Street F, as a 29-foot street section with rolled curb, gutter, and an 8-foot planter strip within 42-feet of right-of-way. The applicant has proposed to construct a 5-foot wide detached concrete sidewalk in an easement. The applicant has proposed to construct Streets I and J as 34-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. The applicant has proposed to construct the following streets as 36-foot street sections with rolled curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. The applicant has proposed to construct 5-foot wide detached concrete sidewalks within easements. • Street A • Street B • Street C • Street G • Heavy Timber 8 Southridge Estates Subdivision • Farmington • Knotty Pine • Woodhouse The applicant has proposed to construct bulb-outs at the following streets at their intersection with Heavy Timber: • Woodhouse • Knotty Pine • Farmington Consistent with the Meridian Pathways Master Plan the applicant has proposed to construct a 10-foot wide detached sidewalk on the south side of Street C and the southeast side of Street A between Street C and the Ridenbaugh Canal. The applicant has proposed to construct one cul-de-sac turnaround with a 55-foot radius at the terminus of Street G. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to provide written Fire Department Approval for use of reduced street sections. The applicant should be required to provide permanent right-of-way easement for the detached sidewalks proposed to be located outside of the right-of-way. 6. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant's Proposal: The applicant is proposing to construct Street B to intersect Spanish For Way, located approximately 180-feet north of Street A and 490-feet south of Heavy Timber (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant's proposal to construct Street B to intersect Spanish Fork Way 180-feet north of Street A does not meet District Offset policy which requires local streets intersecting collectors to align or offset by 330-feet. However, staff recommends a modification of policy to allow the street to be located as proposed. This modification is within staff level authority. Staff's recommendation is due to the fact that Spanish Fork Way was designated as a collector roadway as part of ACHD's 2006 and 2007 actions on Southridge Subdivision; however it is only expected to carry local street volumes (less than 2,000 ADT). 7. Stub Streets a. Existing Conditions: There are 6 stub streets to the site. The stub streets are located as follows: • Woodington Street, located approximately 102-feet west of Linder Road. • Woodhouse Avenue, located approximately 510-feet west of Linder Road. 9 Southridge Estates Subdivision • Knotty Pine Avenue, located approximately 778-feet west of Linder Road. • Farmington, located approximately 1,015-feet west of Linder Road. • Spanish Fork Way, located approximately 1,455-feet west of Linder Road. • Heavy Timber, located approximately 1,495-feet west of Linder Road. b. Policy: Stub Street Policy: District policy 7206.2.4 and 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.5.4 and 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150- feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4 and 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to extend all 6 of the stub streets into the site and to construct 2 stub streets, one to the north and one to the west. The stub streets are proposed to be located as follows: • Stub street to the north, Street A, located at the sites northwest property line. • Stub street to the west, Street A, located approximately 670-feet north of the south property line. This stub street is proposed to stub to the Ridenbaugh Canal. d. Staff Comments/Recommendations: The applicant's proposal to extend all 6 of the stub streets into the site and to construct 2 stub streets, one to the north and one to the west meets District policy and should be approved, as proposed. The applicant should be required to install sign at the terminus of both stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Typically when a stub street is proposed to stub to a canal and the site's property line extends to the middle of the canal the applicant is required to provide a road trust deposit for half the cost of the extension of the street over the canal, as is the case with Street A noted above. In lieu of providing a road trust deposit the applicant has proposed to enter into a Development Agreement (DA) which would require the construction of the bridge crossing of the Ridenbaugh Canal when the parcel on the west side of the canal develops. 10 Southridge Estates Subdivision The applicant has proposed the DA in lieu of the road trust deposit because the applicant owns the property on both sides of the canal, this phase of Southridge Estates (which would construct the stub street) isn't anticipated to be constructed for 4 to 6 years pushing out the construction of the bridge to 6 to 10 years when the parcel to the west develops. The parcel west of the canal that the bridge would connect to is large enough (82.66 acres) to fund the bridge construction. Staff is supportive of the applicant's request and recommends that the applicant and ACHD enter into a DA which would be recorded against the 82.66 acre parcel west of the Ridenbaugh Canal (shown as parcel B on attachment 4). This will ensure that a bridge is constructed when the parcel west of the canal develops regardless of who owns the property at that time. The DA should identify that when the parcel to the west of the canal develops that the bridge crossing of the Ridenbaugh Canal will be constructed. The applicant should be required to provide a preliminary design for the bridge crossing to show that grades will work as part of plan approval for Street A. In order to ensure the bridge is constructed when the parcel west of the Ridenbaugh Canal develops, the DA must be in place and all conditions of the DA satisfied prior to signature of the first final plat within Southridge Estates Subdivision. 8. Driveways 8.1 Street A and Street C a. Existing Conditions: There are no driveways within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant's Proposal: The applicant is proposing to construct one 30-foot wide driveway onto Street A, located approximately 530-feet south of Street C (measured centerline to centerline). The applicant is proposing to construct four 30-foot wide driveways onto Street C located 300, 570, 840, and 1,00-feet west of Street G (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to pave each driveway its full with at least 30-feet into the site beyond the edge of pavement. 9. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be 11 Southridge Estates Subdivision allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 10. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 11. Victory Middle School As noted above on July 10, 2014, ACHD approved Victory Middle School, a new middle school for the West Ada School District located east of the site across Linder Road at the northwest corner of the Kodiak/Stoddard intersection. As part of ACHD's action on the school site, the applicant (West Ada School District) was required to provide a road trust deposit in the amount of $40,000.00 for the hardware associated with the installation of a HAWK pedestrian crossing on Linder Road near Kodiak Drive. ACHD will contribute the design and the construction of the HAWK crossing when warranted, as determined in the future by ACHD. Until the parcel between the school site and Linder Road develops there is not direct public street access to the school. 12. Other Access Linder Road is classified as a minor arterial roadway, and Spanish Fork Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Enter into a Development Agreement (DA) identifying that when the parcel to the west of the canal develops that the bridge crossing of the Ridenbaugh Canal will be constructed. The DA shall be in place and all conditions of the DA satisfied prior to signature of the first final plat within Southridge Estates Subdivision. 2. Provide a preliminary design for the bridge crossing to show that grades will work as part of plan approval for Street A. 3. Construct a 10-foot wide detached concrete pathway on Linder Road abutting the site. Locate the pathway a minimum of 42-feet from the centerline of Linder Road abutting the site. Provide a permanent right-of-way easement for the 10-foot wide concrete pathway if it is placed outside of the dedicated right-of-way. 4. Widen Linder Road to a minimum pavement width of 17-feet from centerline plus a 3-foot wide gravel shoulder abutting the site. 5. Construct a 24-foot wide bulb-out on Spanish Fork Way at Heavy Timber, as proposed. 6. Construct Spanish Fork Way as a 36-foot residential collector street section with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalks. 7. Construct Street F as a 29-foot street section with rolled curb, gutter, and an 8-foot planter strip within 42-feet of right-of-way; construct 5-foot wide detached concrete sidewalk in an easement, as proposed. 12 Southridge Estates Subdivision 8. Construct Streets I and J as 34-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 60-feet of right-of-way, as proposed. 9. Construct Street A, Street B, Street C, Street G, Heavy Timber, Farmington, Knotty Pine, and Woodhouse streets as 36-foot street sections with rolled curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way; construct 5-foot wide detached concrete sidewalks within easements, as proposed. 10. Construct 24-foot wide bulb-outs at Woodhouse, Knotty Pine, and Farmington streets at their intersection with Heavy Timber, as proposed. 11. Construct a 10-foot wide detached sidewalk on the south side of Street C and the southeast side of Street A between Street C and the Ridenbaugh Canal, as proposed. 12. Construct one cul-de-sac turnaround with a 55-foot radius at the terminus of Street G, as proposed. 13. Construct Street B to intersect Spanish For Way, located approximately 180-feet north of Street A and 490-feet south of Heavy Timber, as proposed. 14. Construct one stub street to the north, Street A, located at the sites northwest property line, as proposed. Install sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 15. Construct one stub street to the west, Street A, located approximately 670-feet north of the south property line, as proposed. Install sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 16. Design the extension of Street A over the Ridenbaugh Canal and to provide a road trust deposit for half of the construction. Street A would then be constructed when the parcel to the west develops. 17. Construct one 30-foot wide driveway onto Street A, located approximately 530-feet south of Street, as proposed. 18. Construct four 30-foot wide driveways onto Street C located 300, 570, 840, and 1,00-feet west of Street G, as proposed. 19. Pave all 5 driveways their full width at least 30-feet into the site beyond the edge of pavement. 20. Provide permanent right-of-way easement for all of the detached sidewalks proposed to be located outside of the right-of-way. 21. Direct lot access to Linder Road and Spanish Fork Way is prohibited and shall be noted on the final plat. 22. Payment of impacts fees are due prior to issuance of a building permit. 23. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans 13 Southridge Estates Subdivision with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number)for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 14 Southridge Estates Subdivision G. Attachments 1. Vicinity Map 2. Site Plan 3. Traffic Impact Study Comments 4. Parcel B Vicinity Map 5. Utility Coordinating Council 6. Development Process Checklist 7. Request for Reconsideration Guidelines 15 Southridge Estates Subdivision VICINITY . • J 1: fill 1� 16 Southridge Estates Subdivision SITE PLAN W.Ifni"ir• Mn A PART tf `• !- t --W' -" J.-ta uMArim (R1tfIfiE P1YL9E} 11...4 C 1 s�, � �:.r1. - �• —�� ._.:--t---. i. � i - ' " Ulu 9WMWIr �- 17 Southridge Estates Subdivision 2006Traffic Impact Study Comments Traffic Impact Study Thompson Engineers prepared a revised traffic study for this site to address the re-alignment of Overland, and its impact on the site and the anticipated traffic to be generated by the proposed development. Below is an executive summary of the findings from the revised traffic study dated October 23, 2006. The submitted traffic impact study addresses the entire proposed development, not just the components of the submitted preliminary plat. • The revised site plan development is projected to generate an average daily traffic of 12,875 new, external vehicle trips per day, of which, 885 will occur during the AM peak hour and 1,168 will occur during the PM peak hour. • The construction of the Ten Mile Interchange is expected to impact traffic patterns in the vicinity of this development. For this study, the Ten Mile Interchange is assumed to not be in operation for the build-out year, but is assumed to be operational for the horizon year. Both site traffic and background traffic are adjusted for this consideration. • The intersection of Overland Road and the north entrance on the west side of the development will operate at an acceptable level of service in both the build-out year and the horizon year in the AM and PM peak hours. This intersection will require left turn lanes and right/through lanes on the minor approaches, and left turn lanes on the major, Overland Road approaches. • The intersection of Overland Road and the south entrance on the west side of the development will operate at an acceptable level of service in both the build-out year and the horizon year in the AM and PM peak hours. This intersection will require left turn lanes and right/through lanes on the minor approaches, and left turn lanes on the major, Overland Road approaches. • The intersection of Overland Road and Ten Mile Road will require to be relocated approximately 2,100 feet south of the current location. This new location will allow for improvements not possible at the existing location due to topographic constraints. This intersection will operate at acceptable levels of service for the AM and PM hours in both the build-out year and the horizon year. • The proposed residential collector and local roadways within the site will intersect Overland Road within a curve. Site distances should be maintained to provide adequate site distance for entering the traffic stream and for emergency stopping situations. The site triangles can be maintained over common area or right-of-way. These areas should have limited landscaping which would impair the view of oncoming traffic 18 Southridge Estates Subdivision Parcel B SAWC 1LL SEC,1 FOUND ALMSAANM LAP xwconrrmSEGa NIHCUMM SEG.23 AIH" FO MSAMCAP Legend LMAF NN.111Qi.SLR IFIFft 1110=0 IO m lk IMMfs ME Como Sm U 16 1r -_.--.-..-. -M OF eFAMH6c CPIF IY.IM53515 -_- `---6M.,.5BE IT ---T -`=i. 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RFCOM OFSWMV It M550,WC0WC5 DF AO.A COMNIV,MMNO. -SEE 611FE7 s FOR WK MLK SABLES 19 Southridge Estates Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 20 Southridge Estates Subdivision Development Process Checklist Items Completed to Date: ®Submit a development application to a City or to Ada County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Section will receive the development application to review ®The Planning Review Section will do one of the following: ❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at this time. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: ❑For ALL development applications, including those receiving a "No Review" letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches,street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request"form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"to ACHD Construction—Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ❑ Sediment&Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ❑ Final Approval from Development Services is required prior to scheduling a Pre-Con. 21 Southridge Estates Subdivision Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 22 Southridge Estates Subdivision